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ITEM DATE SUBMITTED BY
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Memorandum
To: Debbie Root, Senior Planner
From: TJ Frans, Project Manager
Re: North Ranch Business Park Phase 3 (SUB21-000004F)
Date: January 26, 2021
The Engineering Department provides the following comments on a request by BVA North Ranch
LLC for a final subdivision plat approval for North Ranch Business Park Phase 3, 14.02 acres +/-
development in the M-1 (light industrial)zone subject to DA-20-01 recorded as instrument 2020-
065229. The subject property is located north of US Hwy 20/26, south of Muller Lane &west of
Haystack Way in Caldwell, ID.
Development Plans
1. Development Plans— Prior to commencing construction, plans must be prepared by the
developer's engineer and approved by the City Engineering Department which shall include the
following items (if applicable):
a. Street section and alignment(including curb and gutter);
b. Sidewalk(sidewalk width based on street classification);
c. Sanitary sewer(per City and DEQ requirements);
d. Potable water(per City and DEQ requirements);
e. Stormwater facilities (per City requirements/storm water manual);
f. Street lighting (per City standards);
g. Street signage (per City and MUTCD requirements);
h. Vertical Datum based on NAVD 88 Datum.
General
1. Easements for Public Utilities shall be 10 feet wide minimum (or larger if deemed necessary by
the City Engineer in order to facilitate future maintenance operations of utilities) may be
required within the site to facilitate pressure irrigation, water mains, sewer mains or other
utilities as applicable.
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2. Appropriate easements for emergency access, transmission lines and/or other utilities shall be
clearly indicated, with recorded instrument numbers provided for said easements, on the face
of the final plat (visually and in writing). Existing easements shall be shown on all construction
drawings.
3. All utilities on and within the boundaries of the subdivision shall be located and/or relocated
underground.
4. Any public street, sewer, water, fire protection, and street light facilities must be dedicated to
the City. Some conveyance facilities for stormwater drainage may be eligible for dedication to
the City.
5. Construction of facilities to be dedicated and/or within public right-of-way shall be performed by
an appropriately licensed public works contractor and shall be inspected by and constructed to
City of Caldwell specifications.
6. Prior to commencement of construction in any dedicated right-of-way, or construction of any
improvement intended for dedication to the City or connected to a City facility, the City
Engineering staff is to be notified. This preferably will take place in a pre-construction
conference scheduled by the engineer of record in which all appropriate personnel and utilities
are present. Appropriate City personnel are to be notified in advance of all testing (including
compaction, pressure and coliform, etc.) and given opportunity to be present during conduct of
the testing. The engineer of record or his designated representative is to witness all tests (not
covered by City inspectors) and a log of inspection visits and testing results is to be kept by the
engineer of record or his representative.
7. The developer is to employ a responsible design professional, preferably the engineer of
record, to oversee and inspect construction, to perform and/or observe all requisite testing of
completed facilities, and to certify that improvements have been constructed according to
approved plans and in compliance with applicable City, State, and Federal standards.
8. The engineer of record shall be held responsible to ensure that subdivision improvements are
in substantial compliance with said engineer's design. Following the construction of the
subdivision improvements, the developers engineer shall provide the City of Caldwell
Engineering Department with electronic(.dwg)format record drawings spatially referenced to
the Idaho State Plane Coordinate System-West Zone, North America Datum (NAD) 83. Vertical
control shall be referenced to the North America Datum (NAVD) 88 for future reference and to
establish that the engineer of record has caused construction to occur in substantial
compliance with the design of said engineer of record.
9. Any note, item or drawing element on the plats, construction drawings, engineering drawings
and/or design drawings related to the property inconsistent with City Codes, Policies and/or
Ordinances shall not be construed as approved unless specifically addressed and granted by
City Council.
Access
1. All private or common driveways from any public road shall fully comply with City of Caldwell
standards and be approved by the Caldwell Fire Marshall and Engineering Department. Access
locations on Muller Drive shall be approved by the City prior to construction.
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Traffic Mitigation
The following are the required traffic related mitigation measures for this Subdivision
resulting from a required traffic impact study pursuant to City Code Chapter 10, Article 10. A
traffic impact study was required for this development because of the volume of traffic
produced.
1. Community Planning Association of Southwest Idaho has computed the average trip length
in Canyon County to be 7.3 mi. Traffic impact mitigation should presumably occur at both
trip ends so '/2 of the trip length should be attributed to each end. It is estimated that trips will
encounter a major intersection every half mile along any given path. The capacity of an
average fully improved intersection (assumed to be the intersection of a collector and an
arterial road) is estimated to be 5,080 vehicles/hour.
The estimated traffic resulting from the proposed density in this subdivision based on the
Trip Generation 10th Edition Manual will set the pm peak hour traffic flow for the entire
subdivision.
Following the City of Caldwell's mitigation equation ((peak veh/hr*7.3 mile/trip*0.5 trip
ends*2inter/mi) / (5080veh/hr)) the total contribution of this development to traffic mitigation
shall be determined as a percentage of a fully improved intersection. This percentage
represents the total capacity utilized from each intersection (once fully improved and
possibly signalized) encountered by trips generated over the development's half of the
generated trip length.
a) The owner/developer/applicant shall design and construct the percentage determined by
this equation of the signalization improvements needed for an average intersection, as
defined, at one or more nearby (within 3.5 miles of the site) deficient locations to be
determined by Engineering staff. The Engineering staff shall have reasonable discretion
to determine the sites of construction and what design and construction is equivalent to
the percentage required of the signalization improvements needed for an average
intersection. Engineering staff can provide information about applications with whose
mitigation efforts the owner/developer/applicant can combine to achieve even units of
100%.
i) The owner/developer/applicant may be allowed, at his option, to contribute monies in
lieu of construction to the City of Caldwell Roadway Trust Fund, but the basis for the
obligation is for construction. Monetary contributions must be made at a level
commensurate with costs to construct the same by the City and as estimated by the
City. This alternate provision for payment of money is not a requirement, is for the
benefit and convenience of the owner/developer/applicant only and does not
constitute an Impact Fee.
Water
1. All on site water mains shall be public lines, constructed per City standards and inspected by
appropriate City inspectors. Once approved, all main lines shall be dedicated to the City for
operation and maintenance. All main lines shall be located within public utility easements
dedicated to the City of Caldwell.
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2. The location and sizing of mains, providing of easements, frontage construction, and offsite
construction are to be decided during review of improvement plans.
Sanitary Sewer
1. The location of sewer service, including sizing of mains, providing of easements, frontage
construction, and offsite construction are to be decided during review of improvement plans.
2. The Developer will be required (where applicable) to extend all sewer and water mainlines into
the site as needed. Locations of said extensions will be decided during the review of the
improvement plans. This include those water and sewer service locations that will be used to
serve the proposed development.
3. Any easements for sewer lines not in the right-of-way should be at a width sufficient to construct
same and not less than 20 feet in width. Easements for adjacent sewer and water lines not in the
right-of-way shall be at a width sufficient to construct the same and shall be no less than 30 feet
in width.
4. A 20'wide all-weather surface may be required to be constructed over mainlines that fall outside
the public right-of-way (asphalt or other paved surface improvement may be acceptable in lieu
of this requirement). All-weather surfaces shall be constructed sufficiently to support heavy
equipment necessary to construct and maintain sewer under all seasonal weather conditions.
Irrigation
1. Existing easements and/or right-of-ways for any irrigation facility shall be determined and
clearly indicated on the construction plans and on the final plat(excluding prescriptive
easements). Construction across or re-routing of these facilities is subject to approval by
Pioneer Irrigation District and at their discretion or their assigns.
2. The Developer shall maintain any existing upstream drainage rights and downstream irrigation
rights across the property. During the design phase of this project, the developer or his
engineer is to contact the appropriate irrigation district to help ascertain these rights.
Appropriate facilities shall be provided by the developer to convey irrigation and drainage water
across the property to take care of these offsite needs. There is to be no discharge of
gravity/pressure irrigation return water into the subdivision storm water system.
3. The development is to include a non-potable water pressure irrigation system. The design of
this pressure irrigation system is to be reviewed and approved by the Caldwell Municipal
Irrigation District prior to construction plan approval. It shall be required that the system will be
operated and maintained by the Caldwell Municipal Irrigation District. Note: this irrigation
system may be part of a larger system planned for by the North Ranch Development.
4. All pressure irrigation mainlines shall be located in the public right-of-way or within a public
utility easement of a minimum of 10 feet in width centered over said mainlines as per current
City standards as applicable.
5. The applicant shall transfer a proportionate share of any existing water right(s), except those
held in trust by an irrigation district, to the City of Caldwell for both irrigation and domestic water
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supply for the subject development. If this should occur, The City shall assist in registering the
transfer.
6. Applicant shall provide a water model of the proposed pressurized irrigation system or sufficient
justification showing that the system meets all Caldwell Municipal Irrigation District standards.
Said water model shall be completed by an Idaho Licensed PE.
7. All plans and construction drawings submitted to the City of Caldwell for review and approval
for any out-of-season irrigation work to be performed within Pioneer Irrigation Facilities shall be
submitted to the Caldwell Engineering Department no later than July 15th. Submittal of plans
after this date may result in Applicant not receiving plan approval in time to complete out-of-
season work.
Storm Drain
1. As noted previously, provision is to be made for the disposal of stormwater drainage in
accordance with the City Stormwater Management Manual and any updates adopted
subsequent to this application. A copy of this policy is available upon request. The engineer of
record is to provide calculations, which indicate that the assumptions in his stormwater
drainage plan comply with the requirements of the stormwater manual. In this case, if a storm
water system is existing, the burden of proof is on the developer to verify the capacity is
sufficient for the proposed development.
2. The applicant shall identify and retain all historical drainage discharge points from the property
for the purpose of draining on-site storm water detention facilities.
3. There is to be no discharge of storm water overflow into any irrigation water return/discharge
facility/ditch/pipe/etc.
Plat
1. Prior to approval of the final plat, subdivision facilities must be completed or an appropriate
construction security provided. There may be temporary restrictions to the obtaining of building
permits, even with acceptable construction security, depending on fire protection, emergency
service requirements, and City approval of the sanitary sewer system. A 50% temporary
restriction to obtaining of building permits will be enforced until all facility construction has been
completed, inspected and certified by the Applicants engineer including all punch list items.
2. Upon recordation of the plat, the Engineering Department is to be provided with a PDF copy of
the recorded final and 3 full paper set.
3. An electronic(dwg.) copy of the Final Plat suitable for mapping and addressing purposes will
be required with Final Plat application submittal.
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